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Mindarie WA: Blackminster Joint Venture 4 apartments

Discussion in 'Development' started by Westminster, 25th Jun, 2015.

  1. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    The story so far is available at Somersoft
    http://somersoft.com/forums/showthread.php?t=99088

    Basic facts
    Who:
    Joint Venture between @Blacky and @Westminster (Blackminster :rolleyes:)
    Where: Mindarie WA
    What: 460sqm block zoned R100
    How Much: $480k for the site, $1.4m for the construction
    When: July 2014
    Plan: 4 large apartments with marina and ocean views 120sqm, 3 bedrooms, 2 bathrooms
     
    Last edited: 27th Jun, 2015
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  2. LifesGood

    LifesGood Home Building & Development Consultant Business Member

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    @Westminster I just read through this entire thread on SS. Exciting. Love to hear how its all going!
     
  3. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    Ok so where are we at?

    Working drawings are being done so that engineering can be done then go for Building License/Permit. This is crucial to us because our current construction estimate has been done on worst case engineering requirements and if we can work out more affordable engineering then we can save some money. The block has severe slope on it so engineering/retaining is $$$$

    So once Engineering is done there will be a review of our quote to try and make it smaller :rolleyes:

    Then we need to finish commercial valuations for the construction loan, get construction loan and go to site!!!
     
  4. property world

    property world Well-Known Member

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    Are there any floor plans?

    Seen the elevations but would be interested to see the layout
     
  5. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    Bit of an update.

    We had our construction quote redone and saved some money due to changing some items and suppliers being keener on their pricing. All in all about 5% less than before. This in turn helped our commercial valuation.

    I did prestart yesterday for half the apartments. Trying to decide whether to go with 2 colours schemes or just one. The other colour scheme will be similar but have a wood look porcelain tile and no wood look laminate doors - most likely white and grey doors.

    External colours:
    Colorbond Surfmist roof/fascia/gutters etc
    Dulux Acratex
    Dulux Natural White cladding

    Internal colours
    Dulux Whisper White low sheen/matte walls
    Dulux Whister White gloss all trim
    Main living Floor tiles: 600 x 600 mottley grey (see below)
    Bathroom/Ensuite floor tiles: 300 x 600 concrete look
    Bathroom/Ensuite wall tiles: 300 x 600 white
    Bathroom/Ensuite feature tile: 300 x 600 concrete look tile same as floor
    Kitchen/Bathroom/Ensuite/Laundry laminate doors: combination of Polytec Belgain Oak and Polytec Moss Grey
    Kitchen/Bathroom/Ensuite/Laundry benchtops: Essastone Porcini
    Kitchen Splashback: I can't remember the colour name - sort of beachwashed glass colour

    Sorry for the crap photo!
    [​IMG]
     
  6. Westminster

    Westminster Tigress at Tiger Developments Business Member

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  7. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    And after seeing our plans you can have a look at the brand new Beaumonde apartments nearby which are selling for $1.675m.

    http://www.realestate.com.au/property-house-wa-mindarie-120870033#

    Personally I like their design but I don't like their execution. I would never put a black tiled roof in a coastal setting - it just looks wrong to me.
     
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  8. LifesGood

    LifesGood Home Building & Development Consultant Business Member

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    Not sure of the coastal rating for the "canals" there but generally it's considerably cheaper to go for roof tiles when it's <100m from the water. I'm sure you would have researched that one tho! Plans look great, well designed for a tricky site.
     
  9. Blacky

    Blacky Well-Known Member

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    Those Beaumonde places are big - and two have boat pens.
    However, at that price point I think you could do a lot better in the area than living in a unit shared by 4others.

    Hopefully it bodes well for us.

    Blacky
     
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  10. moridog

    moridog Well-Known Member

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    Looks fantastic, good on you!
     
  11. Jamie_

    Jamie_ Well-Known Member

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    Sim needs to hurry up and implement the dislike button for those colour choices
     
  12. stumpie

    stumpie Well-Known Member

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    Awesome news Westminster and Blacky. Could I ask what the sqm rate worked out to be based on the internal area?
     
  13. Blacky

    Blacky Well-Known Member

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    Depends on how you want to calculate it.

    Living areas are roughly 475sqm.
    Balcony/alfresco is +/- 75sqm
    So 550sqm total.
    Add in 125sqm of common areas being garage, storage, stairwells etc.

    So somewhere between $2200 and $2700/sqm I guess.

    This is a fairly expensive build given the site, location close to the ocean, and going up 3 levels.

    @Westminster can we post floor plans or is there copy right? Or do we wait till all approvals are in place?

    Blacky
     
  14. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    @Blacky I put the link up above and pretty sure it's ok as they have development approval. They are public documents once they are approved by Council.

    + the lovely dollars for all the engineering and retaining required to hold back 2.4m of 'sand dune' in the middle of the block. So as @Blacky said the price is pretty expensive but about right for what we are building.
     
  15. stumpie

    stumpie Well-Known Member

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    @Blacky & @Westminster

    Thanks for sharing the info, that site you have on the corner is an awesome spot very close to the water and marina and cafes. Looking forward to seeing go up.

    There's another build going up opposite you in the corner, I couldn't see a builders sign on site do you know what they are building on it?
     
  16. AdamPineapples

    AdamPineapples Well-Known Member

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    @Westminster Could we see a street view :) curious to see what it would look like? I'm assuming its a multi level building. Got abit confused looking at the plans :)
     
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  17. Blacky

    Blacky Well-Known Member

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    image 1 - block view from the front
    Image 2 - North side looking south
    Image 3 - Block on the left side looking west
    Image 4 - view from the front of the block looking west.

    Yes its 2.5 story.
    The block has a massive gradiant on it. So the back of the block is +/-3m higher than the front.
    lower ground (front of the block only) will have living areas for U1&U2.
    Ground level (entire block) has garages, storage, bed rooms for U1 & U2
    Upper level (entire floor) has units 3&4.

    It will be similar to our neighbor but much much betterer

    Blacky
     

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  18. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    @AdamPineapples In terms of elevations this is how it will look

    I have put a box around each apartment so you can see how the bottom 2 are like townhouses being 2 storey and apartmets 3 and 4 are single level up on the 3rd level.

    [​IMG]

    This is the side views

    [​IMG]
     
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  19. bob shovel

    bob shovel Well-Known Member

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    Looks great guys! Awesome design

    One minor thing... Are the external sliding doors "fixed, slide, fixed " going off the drawing. Have you considered going for stackers? To open it up, with a nice balcony and outlook it is nice to open it right up, also feels a bit fancier. We lived in an apartment overlooking water and the stackers were great to get fresh air in and also felt like your on holidays
     
  20. Perthguy

    Perthguy Well-Known Member

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